Webb Rd application quotes from Gallipoli Ave approval
The Central Coast Council has received a multi dwelling application for three townhouses at 66 Webb Road, Blackwall.
The application, written by Mr Ravi Sharma of Clark Dowdle and Associates, states: "The two-storey dwelling house would be founded on reinforced concrete slab, timber framing with a mixture of external cladding."
All setbacks apart from the front setbacks fall short of the minimum stipulated in the planning provisions.
Rear setback is as little as 1.1 metres where the requirement is six metres.
Side setbacks are as little as 0.9 metres where the requirement is 3.5 metres.
The proposal exceeds the maximum width and depth of a building of 25 metres, with an actual length of 38.45 metres.
Private open space is as little as 31 square metres, compared to a requirement 50 square metres.
The application seeks to justify setback non-compliances by quoting from an assessment report for 7 Gallipoli Ave (DA52934), which it attributes to Mr Scott Cox, who was department head at the time.
"The proposed development utilises all available area across the site and is contemporary in design.
"The character statement Blackwall No.5 suggests that all new development should be encouraged to reflect the features of traditional mid twentieth century bungalows within the Woy Woy Peninsula.
"That is one of small modest bungalows surrounded by generous setbacks, gardens and semi-mature and mature trees.
"Whilst this may be the desired outcome of the character statement, the attainment of the above becomes quite the conundrum with contemporary unit development universally occupying all available space for the site.
"Encroachments into front rear and side setbacks are often requested and granted to applications, further undermining the intent of the desired character for specific precincts.
"The variations are supported, with consideration of increases in housing diversity and making greater more efficient use of infrastructure."
However, the application does not quote the full passage from the approval of the Gallipoli Ave development which goes on to say: "Although allowing for greater diversity in housing choice, medium density may in some instances present as one large solid mass, with minimal separation and no visual articulation in built form.
"This is not the case in the proposed development as there are a number of attributes, which allow the proposed medium density development to maintain a sense of separation between dwellings and supports the retention of mature vegetation.
"For example, the frontage to Gallipoli Ave is approximately 56 metres in length, with nature strip of approximately 15 metres.
"The wide frontage to Gallipoli Ave provides opportunity for greater articulation in design creating a visual effect, of reduced bulk and heaviness which is present in other similar density developments.
"This is further enhanced by the generous nature strip which allows for the retention of mature shade trees, softening impact of the development when viewed from the street.
"The proposed development is consistent with the desired character and is supported."
The Webb Rd application will be on public display and open for submissions until January 24.
The council's eplanning portal is currently "down for maintenance" and is not expected to be available until December 20.
SOURCE:
DA Tracker, 3 Dec 2021
DA63718, Central Coast Council